Figure out where your strengths lie and focus on that.After doing this for two decades, the biggest takeaway is to stay consistent, build relationships, and always be prepared to pivot.

I've run multiple scenarios and am preparing my pitch to the bank and need this last big cost to be somewhat nailed down bc if they come back 100k more than what I thought it was worth then i'd be dead on arrival. 

Hire a property manager.If you choose to self-manage, be prepared to handle tenant comms, maintenance requests, and rent collection.

Whether or not you choose to take your test and get the license is up to you.

The above efforts definitely helped and we thought we had the issue fixed, but the water is now smelling after the house has been vacant for a week or so.We plan to get the water tested for Sulfur, bacteria and iron.

But there seems to be a lot of sellers testing the market, listing high even with updates needed, and not many of those are interested in negotiating realistic numbers, just seeing if there are buyers still  willing to pay too much.

Here in MD (and I think most everywhere elsr in the country), a Realtor can prepare and provide standard lease forms and disclosures.

Be prepared that if you tell her he does not qualify to live there, she will probably sneak him in anyway. 

He came prepared and had great experience.

This will help you to understand deal structures from the LP perspective and will give you some credibility if you raise money for others.Also, be prepared to "eat your own dog food" - invest your money in the same deal you're raising money for.